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The Florida housing market continues to be one of the most talked-about subjects in real estate. With so many people relocating to Sarasota, Naples, Tampa Bay, and beyond, buyers and sellers alike are wondering what’s next.

This edition of Real Estate Ruminations explores today’s most pressing questions about Southwest Florida real estate, from new construction condominiums to builder incentives, pools, and the long-term outlook for prices.

New Construction Condominiums vs. 55+ Communities

For retirees relocating from the Northeast or Midwest, a major question is whether to pursue new construction condominiums near downtown areas like Sarasota, St. Pete, or Tampa—or to look inland at 55+ master-planned communities.

The truth is that new construction condominiums are rare in Florida outside of Miami. In Sarasota and Tampa Bay, only a handful of projects exist, and the easiest way to start a shortlist is by searching newhomesource.com (for general new builds) and highrises.com (for condominiums). Both can help narrow options by building age, floor plan, and price point.

Condominiums are ultimately a matter of lifestyle. They provide convenience, turnkey living, and proximity to the cultural heart of the city. For those who enjoy concierge services, social environments, and being steps away from restaurants and entertainment, they can be ideal.

The financial risks tend to revolve around higher fees and the unpredictability of long-term building maintenance. By contrast, inland 55+ master-planned communities like Del Webb or Cresswind offer safety, established amenities, and predictability—though at the cost of being further from the water.

Will Prices Keep Dropping Through 2027?

Many buyers planning for retirement in the next few years are wondering whether home prices will continue to fall. The outlook suggests that while sharp declines are unlikely, significant increases are also improbable. Inventory levels remain high, builders continue to release new phases, and resale homes face competition from new construction.

Prices may not “drop forever,” but the expectation is that costs will stabilize rather than rebound quickly. Builders are also likely to adjust by offering smaller, less expensive homes rather than cutting prices dramatically on existing models. Buyers targeting 2027 should find options similar to those available today.

Do Pools Add Value?

In high-amenity communities like Esplanade or Talon Preserve, many buyers ask whether a private pool is essential. Pools generally provide lifestyle value more than financial return. A $100,000 pool doesn’t add $200,000 to resale value—it typically makes the home competitive with others that already include one.

At the higher end ($900K+), pools are often expected. In the mid-range ($500K–$700K), adding a pool during construction may make financing easier and resale smoother. Ultimately, the decision should balance personal use with staying in line with comparable homes in the neighborhood.

Clubhouse Renovations and ROI

Some communities debate large-scale clubhouse renovations to stay competitive. For example, a proposal to spend millions updating a six-year-old culinary center raises the question of return on investment. The reality is that newer communities will always feel fresher, and restaurants alone rarely bridge that gap.

While food and beverage options are valued in golf and country club settings, the trend leans toward casual spaces like poolside bars rather than formal dining rooms. Renovations may improve resident experience but are unlikely to significantly boost home resale values.

Inventory, New Projects, and Market Risks

With massive expansions underway—such as 3H Ranch in Sarasota County (6,500+ homes)—buyers worry whether today’s purchases will be undercut by future inventory. High migration into Florida means demand will remain strong, but development creates uncertainty.

The key is to focus on location and lifestyle fit. Buying in established communities like Grand Park or Esplanade offers stability, while newer areas may deliver long-term upside but require tolerance for ongoing construction and evolving infrastructure.

Is Lakehouse Cove a Good Buy?

Lakehouse Cove remains one of Sarasota’s gems. With its prime location, mix of custom builders, and proximity to Waterside Place, it has held value well. Smaller homes like the Mooring model offer elegant, right-sized options for empty nesters at approachable price points. Early buyers have already seen resale strength, and future phases across Lorraine Road are priced higher—helping existing Lakehouse Cove owners.

Realtor Commissions and Recent Changes

Recent headlines about Realtor commission lawsuits have created confusion. In practice, little has changed in day-to-day transactions. Traditionally, sellers agreed to a listing commission and offered part of it to buyer’s agents via MLS. The new rules make those offers less automatic, shifting negotiations to case-by-case discussions.

While intended to create transparency, the result is often more complexity. For buyers, especially in new construction, builder-paid commissions remain common and are built into marketing budgets rather than home prices.

Builder Incentives vs. Base Price Cuts

Buyers frequently ask whether builders will reduce base prices or continue offering incentives. While discounts on quick move-ins are common, large base price drops are less likely because builders want to protect earlier buyers and overall neighborhood values. Instead, expect ongoing incentives toward upgrades, financing, or closing costs.



The best strategy is to negotiate for reductions in the principal home price whenever possible, using comparable sales data as leverage. Incentives may look attractive, but they’re often easier for the builder to provide than true price cuts.

Final Thoughts

Florida’s housing market remains complex, with strong in-migration, abundant new construction, and communities evolving rapidly. For buyers, the key is aligning location, lifestyle, and timing rather than chasing short-term market fluctuations.

Whether choosing a downtown condominium, a suburban 55+ community, or a coastal new build, the opportunities are vast—but so are the considerations.

For those seeking a more personalized approach, the New Home Geeks Audit offers a custom relocation plan, with community recommendations, ideal timing, and step-by-step guidance tailored to your move.

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